4815 Greenbrook Rd · Greensboro, NC 27214

$229,900

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 5 Days on market

Built 1955 0.57 ac lot

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move right into this beautifully updated 3-bedroom, 1-bath home! Recent improvements provide peace of mind and modern appeal, including a new roof, new luxury vinyl plank flooring, fresh interior paint, new windows, and a new deck. The stylish kitchen features granite countertops, a tile backsplash, and stainless steel appliances, creating a space that's both functional and inviting. Additional major upgrades include septic system improvements with a new tank and lines. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers exceptional value and move-in-ready convenience. As an added bonus, the seller is providing a one-year home warranty for the buyer's peace of mind. Don't miss your chance to make this updated home your own!

Key facts

• New deck
• Fresh interior paint
• Granite countertops

Tags

• NEW ROOF
• FRESH INTERIOR PAINT
• NEW WINDOWS
• NEW DECK
• GRANITE COUNTERTOPS
• TILE BACKSPLASH

Property features AI

Finance

• Other: Zoning: RS-30
• Financial info: Property tax amount listed (financial details otherwise excluded)
• HOA & community: No homeowners association

Exterior

• Parking: Parking details not specified
• Security: No security features listed
• Utilities: Well water; Septic tank sewer
• Home design: Site-built single-story home (one level)
• Construction: Brick and vinyl siding exterior; Shingle roof; Site built construction
• Exterior features: Updated/remodeled condition; Other detached structure on property; Lot is approximately 0.57 acres; Public maintained road access

Interior

• Kitchen: Dishwasher; Free-standing range; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating available; Heat pump cooling; No central heating system listed
• Interior features: Granite counters; Open floorplan
• Laundry & utility: Main level laundry area; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $304 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (7.9% below list).
• Recommended offer: $212k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 3.8% in Greensboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#12 in NC, #1,335 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Guilford County Schools (urban): math 39% / reading 45% proficiency, ranked #99 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; solid renter incomes; 3,843 units permitted in Guilford County in 2024 (2,397 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Guilford County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $230k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,725 (7.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-17,990
• Equity at exit: $34,279

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $8,853
• Equity at exit: $19,878

Cash invested: $64,372 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 27214

• Home prices YoY: -20.2%
• Active inventory: 99
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$67 /mo · $806/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $304

Break-even live

Break-even rent $1,732

Max offer price $229,900

Occupancy floor 81%

Sensitivity live

Price	-10% $434	-5% $369	+0% $304	+5% $239	+10% $174
Rent	-10% $137	-5% $220	+0% $304	+5% $388	+10% $471
Rate	-1.0pp $420	-0.5pp $363	base $304	+0.5pp $245	+1.0pp $184

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   status $229,900 Pending 5 DOM
2. 2026-06-08
   days on market $229,900 Active 5 DOM
3. 2026-06-07
   days on market $229,900 Active 4 DOM
4. 2026-06-03
   remarks 699-char remark

   Show marketing remark (787 chars)

   Move right into this beautifully updated 3-bedroom, 1-bath home! Recent improvements provide peace of mind and modern appeal, including a new roof, new luxury vinyl plank flooring, fresh interior paint, new windows, and a new deck. The stylish kitchen features granite countertops, a tile backsplash, and stainless steel appliances, creating a space that's both functional and inviting. Additional major upgrades include septic system improvements with a new tank and lines. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers exceptional value and move-in-ready convenience. As an added bonus, the seller is providing a one-year home warranty for the buyer's peace of mind. Don't miss your chance to make this updated home your own!

5. 2026-06-03
   listed $229,900 Active 1 DOM

   Show marketing remark (787 chars)

   Move right into this beautifully updated 3-bedroom, 1-bath home! Recent improvements provide peace of mind and modern appeal, including a new roof, new luxury vinyl plank flooring, fresh interior paint, new windows, and a new deck. The stylish kitchen features granite countertops, a tile backsplash, and stainless steel appliances, creating a space that's both functional and inviting. Additional major upgrades include septic system improvements with a new tank and lines. Whether you're a first-time buyer, downsizing, or looking for an investment opportunity, this home offers exceptional value and move-in-ready convenience. As an added bonus, the seller is providing a one-year home warranty for the buyer's peace of mind. Don't miss your chance to make this updated home your own!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $806 · $67/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$1,080/yr (+$90/mo · 134.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,407
• − Mortgage interest: −$12,878
• − Property taxes: −$806
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$6,688
• Taxable loss: −$179
• Est. tax savings @ 24.0%: +$43
• After-tax cash flow: $3,692/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Guilford County Schools
• NCES district ID: 3701920
• Math proficiency: 39% ▲ 1.00%
• Reading proficiency: 45% ▲ 1.00%
• Median HH income: $46,315
• Composite: 35.78/100
• National rank: #4842
• State rank: #99 of 178 in NC

Livability — Greensboro

• Score: 81/100
• State rank: #12
• US rank: #1335

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guilford County · 487,190 people
• City population: 329,421
• Metro: Greensboro-High Point, NC
• Population (ZIP): 14,766
• Household income: $82,655
• Rent vs Own: 27.4% rent · 72.6% own
• Severe rent burden: 32.0

Population outlook (Guilford County) Hauer SSP2

• Today (2025): 584,596 people
• By 2030: 616,851 · +5.5%
• By 2040: 678,451 · +16.1%
• By 2050: 734,788 · +25.7%
• By 2075: 862,985 · +47.6%
• By 2100: 948,704 · +62.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 35% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 1% Hispanic 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 92% English-only · Spanish 7%

Political lean MEDSL · Guilford

• 2024 margin: Strong D (+21.8) · D 60.2% · R 38.4% · Other 1.4%
• 2008→2024 swing: +3.5pp toward D · 2008: 18.4pp · 2024: 21.8pp
• All cycles: 2024: D+21.8 2020: D+23.1 2016: D+20.0 2012: D+16.5 2008: D+18.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.20%
• Current HPI: 249.9252
• Rent YoY: —
• Metro: Greensboro-High Point, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+306.9% since first listed

9 events — show timeline

• 2026-06-03 Listed $229,900 Triad MLS
• 2026-06-03 Listed $229,900 TMLS
• 2025-12-08 Sold (Public Records) $105,000 Public Records
• 2025-12-08 Sold (MLS) $105,000 Triad MLS
• 2025-11-29 Pending — Triad MLS
• 2025-11-17 Contingent — Triad MLS
• 2025-11-07 Listed $115,000 Triad MLS
• 1997-08-01 Sold (Public Records) $78,000 Public Records
• 1991-05-01 Sold (Public Records) $56,500 Public Records

Property tax history

+1.5%/yr

Latest (2025): $806 · +1.0% YoY. Source: county tax records.